Eatons Hill QLD Property Investment
Moreton Bay · 4037 · Score: 65/100 · Buy
Eatons Hill Short-Term Rental (Airbnb) Market
Eatons Hill QLD Investment Brief
BUY — 3.1% gross yield on a $1,040,000–$1,375,713 (sources disagree, range shown — do NOT quote a single number) median.
THE MARKET
Eatons Hill has compounded at 3.4%/yr over 5 years. Median sits in the $1,040,000–$1,375,713 (sources disagree, range shown — do NOT quote a single number) band today. Properties are sitting on market for 22 days (sellers have the leverage).
- Median house: $1,040,000–$1,375,713 (sources disagree, range shown — do NOT quote a single number) | Units: $1,029,884
- Gross yield: 3.1% | Net yield: 1.6%
- 5yr price CAGR: 3.4%/yr | 3yr forecast: 13.5%/yr
- Population: 7,822 | Owner-occupier rate: 89% | Affluence: Very High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 1.2% (improving) | Rental demand: Very High
- Median weekly rent: $850/wk | Days on market: 22 (improving)
- Landlord market — rents likely to keep rising.
SHORT-TERM RENTAL
- Median nightly rate: $377/night | Occupancy: 44%
- Estimated annual STR gross: ~$60,496/yr
- vs long-term rent: $44,200/yr (+37% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Brisbane 2032 Olympic Games Infrastructure (Announced)
- Transport: Strathpine station 6.2km away
BULL CASE
If Eatons Hill maintains 3%+ annual growth and vacancy stays below 0.8%, median prices could reach $1,612,471 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Eatons Hill pull back 10-15% from $1,402,149, with vacancy rising to 2.2% and rental yields softening as tenants gain leverage.
KEY RISKS
- No significant risk factors identified for this suburb
COMPARABLE MARKETS
- Springfield Lakes (QLD): $1,070,949 median, 3.2% yield, 13.0% 1yr growth
- Waterford (QLD): $997,414 median, 3.5% yield, 6.6% 1yr growth
- Wishart (QLD): $1,618,366 median, 2.6% yield, 23.1% 1yr growth
THE PLAY
Eatons Hill presents a compelling investment opportunity. The combination of solid fundamentals and very high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 3.1% and prioritise properties with value-add potential. Consider timing entry around the current cooling phase of the market cycle.
- Entry range: $1,261,934 – $1,542,364
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy staying below 2% and days on market holding under 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
low confidenceBasis: 5yr CAGR 3.4% + 10yr CAGR 4.2%
- +Very tight rental market (vacancy 1.2%) — upward price pressure
- +Active market (22 days avg)
- −Population decline (-0.4%/yr) — demand headwind
- −High supply pipeline (21414 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-04
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
4,057
2020
5,365
2021
4,175
2022
3,011
2023
4,806
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 4037
Decile 10 of 10 — Low disadvantage
Population
7,822
Education (IEO)
9/10
Econ. Resources (IER)
10/10
10-Year Investment Projection
Modelled on Eatons Hill QLD data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $850/wk median rent for Eatons Hill. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
Analyse a Property in Eatons Hill
Get instant STR rules, granny flat feasibility, rental yield, and full investment strategy comparison for any address in Eatons Hill.
Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.